315 Saint Andrews Blvd Unit A2 · Lely, FL
Flood risk 8/10 · Major
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.97%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 5 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +22.5/30.0
- ARV discount +15.0/15.0
- 1% rule +7.5/10.0
- DSCR +7.5/10.0
- Schools +4.6/10.0
- Condition / age +4.0/5.0
- Rent growth +3.9/5.0
- Livability +3.3/5.0
- Appreciation +0.0/10.0
$175,000
315 Saint Andrews Blvd Unit A2 · Lely, FL 34113
2 bd · 2.0 ba · 1,126 sqft · Condo
public records
· 364 Days on market
55+ age-restricted
Built 1973
$155/sqft
· 21% below area
Est $220k · 21% under
$533/mo HOA · 14% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Experience the Best of Naples 55+ Living! Welcome to your sun-drenched retreat in Vista Palms. This ground-floor, 2-bedroom, 2-bathroom condo offers the perfect blend of comfort and potential, featuring a private entrance and a desirable open-concept floor plan. The Highlights: The View: Step out into your expansive 22’ x 9’ enclosed lanai to enjoy panoramic views of the lush, sunny fairways of Hibiscus Golf Club. The Suite: The primary bedroom serves as a true getaway with a spacious walk-in closet and a private ensuite bath. Convenience: Enjoy the ease of an in-unit laundry room, assigned covered parking, and a dedicated storage unit.
Key facts
- $533 HOA
- Garage
- Built 1973
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $1k ($15k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $175k).
- Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
- Cap rate 15.1% vs local median 5.4% in Lely — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, amenities F, commute F.
- Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
- Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising fast (+5.6%/yr); 700 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
- Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (-3.0% appreciation + 5.6% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 364 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
- Current owner paid $62k; list at $175k implies a 182% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$154,000
(12.0% below list)
Questions for the listing agent
- It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 2.16% ✓
- Cap rate
- 15.12%
- Cash-on-cash
- 31.52%
- DSCR
- 2.40
- GRM
- 3.8
CMA / ARV
- ARV (median comp)
- $220,321
- List price
- $175,000
- Delta
- -20.57%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5326 Dixie Dr | 0.24mi | 3/1.0 (+1) | 1,038 (-8%) | 1mo | $175,000 | $169 | 66 |
| 5374 Warren St | 0.36mi | 3/1.0 (+1) | 1,064 (-6%) | 1mo | $380,000 | $357 | 64 |
| 234 Pebble Beach Blvd #307 | 0.67mi | 2/2.0 | 1,090 (-3%) | 0mo | $200,000 | $183 | 63 |
| 4957 Pepper Cir Unit C104 | 1.20mi | 2/2.0 | 1,118 (-1%) | 1mo | $242,000 | $216 | 63 |
| 6968 Saona Ct | 0.61mi | 2/2.0 | 1,204 (+7%) | 0mo | $600,000 | $498 | 60 |
| 5467 Rattlesnake Hamm Rd Unit C-308 | 1.33mi | 2/2.0 | 1,071 (-5%) | 1mo | $125,000 | $117 | 56 |
| 5419 Rattlensake Hammock Rd Unit 307F | 0.88mi | 2/2.0 | 1,071 (-5%) | 1mo | $153,000 | $143 | 56 |
| 5724 Deauville Cir Unit H107 | 1.36mi | 2/2.0 | 1,210 (+8%) | 1mo | $285,000 | $236 | 52 |
| 325 Charlemagne Blvd Unit A209 | 1.01mi | 2/2.0 | 1,025 (-9%) | 0mo | $175,000 | $171 | 50 |
| 325 Charlemagne Blvd Unit C104 | 1.01mi | 2/2.0 | 1,025 (-9%) | 1mo | $208,000 | $203 | 49 |
| 325 Charlemagne Blvd Unit C204 | 1.01mi | 2/2.0 | 1,025 (-9%) | 1mo | $180,000 | $176 | 49 |
| 6513 Castlelawn Pl | 1.37mi | 2/2.0 | 1,392 (+24%) | 0mo | $510,000 | $366 | 40 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 5.59% rent growth · sell at horizon
5-year hold
- IRR
- 28.1%
- Equity multiple
- 2.22×
- Total profit
- $59,924
- Equity at exit
- $26,093
10-year hold
- IRR
- 37.5%
- Equity multiple
- 5.04×
- Total profit
- $197,760
- Equity at exit
- $15,131
Cash invested: $49,000 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 87 Strongly Landlord-Friendly
- State Florida
- 87 Strongly Landlord-Friendly · R+3
- County
- — inherits STATE
- City
- — inherits STATE
3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.
Active competition Active MLS
- For sale now
- 13 active · 7 under contract
- Median asking
- $235,000 ($209/sqft)
- Median days on market
- 165 d
- This list price
- 8% of active listings are priced below it
- ARV vs active asking
- -6.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34113
- Rents YoY
- 5.6%
- Active inventory
- 700
- Price-to-rent
- 3.8×
Monthly cashflow live
↻
- Estimated rent
- $3,788 high interval (Pro) →
- Mortgage (P&I)
- −$918
- Tax from tax record
- −$182 /mo · $2,183/yr
- Insurance
- −$73
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$533
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$796
- Net cashflow
- $1,221
Break-even live
Break-even rent
$2,243
Max offer price
$175,000
Occupancy floor
63%
Sensitivity live
| Price | -10% $1,320 | -5% $1,270 | +0% $1,221 | +5% $1,171 | +10% $1,122 |
|---|---|---|---|---|---|
| Rent | -10% $921 | -5% $1,071 | +0% $1,221 | +5% $1,370 | +10% $1,520 |
| Rate | -1.0pp $1,309 | -0.5pp $1,265 | base $1,221 | +0.5pp $1,175 | +1.0pp $1,129 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $43,750
- Closing costs
- $5,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $3,500 | $3.11 | 6d | 1 | 0.03mi |
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $1,530 | $1.36 | 119d | 1 | 0.03mi |
| 452 Bristle Cone Ln #27 Naples, FL | 2.0 | 2.0 | 1129 | $2,000 | $1.77 | 119d | 1 | 0.13mi |
| 326 Bradstrom Cir Unit 204F Naples, FL | 3.0 | 2.0 | 1200 | $3,500 | $2.92 | 119d | 1 | 0.14mi |
| 326 Bradstrom Cir Unit 103F Naples, FL | 2.0 | 2.0 | 1113 | $1,800 | $1.62 | 119d | 1 | 0.14mi |
| 332 Bradstrom Cir #201 Naples, FL | 2.0 | 2.0 | 1257 | $2,200 | $1.75 | 119d | 1 | 0.19mi |
| 4 Watercolor Way #4 Naples, FL | 2.0 | 2.5 | 1461 | $2,800 | $1.92 | 6d | 1 | 0.21mi |
| 15 Watercolor Way #15 Naples, FL | 2.0 | 2.5 | 1384 | $2,000 | $1.45 | 1d | 1 | 0.21mi |
| 5293 Dixie Dr Unit 1546039P Naples, FL | 2.0 | 2.0 | 1130 | $1,561 | $1.38 | 109d | 1 | 0.24mi |
| 248 Pebble Beach Cir Unit G201 Naples, FL | 2.0 | 2.0 | 1163 | $2,300 | $1.98 | 119d | 1 | 0.32mi |
| 520 Augusta Blvd Unit B204 Naples, FL | 3.0 | 2.0 | 1294 | $2,200 | $1.70 | 119d | 1 | 0.39mi |
| 265 Deerwood Cir Naples, FL | 2.0 | 2.0 | 1179 | $5,000 | $4.24 | 119d | 1 | 0.44mi |
| 529 Saint Andrews Blvd Unit 124-0 Naples, FL | 2.0 | 2.0 | 1256 | $3,095 | $2.46 | 6d | 1 | 0.47mi |
| 5310 Caldwell St Naples, FL | 3.0 | 2.0 | 1102 | $2,445 | $2.22 | 6d | 1 | 0.48mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $5,500 | $3.96 | 117d | 1 | 0.49mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $2,200 | $1.58 | 6d | 1 | 0.49mi |
| 555 Augusta Blvd Unit 3-1 Naples, FL | 2.0 | 2.0 | 1249 | $4,200 | $3.36 | 119d | 1 | 0.57mi |
| 240 Pebble Beach Blvd #702 Naples, FL | 2.0 | 2.0 | 1090 | $4,000 | $3.67 | 119d | 1 | 0.58mi |
| 575 Augusta Blvd Naples, FL | 3.0 | 2.0 | 1500 | $2,100 | $1.40 | 119d | 1 | 0.61mi |
| 6984 Saona Ct Naples, FL | 2.0 | 2.0 | 1472 | $7,500 | $5.10 | 119d | 1 | 0.62mi |
| 190 Pebble Beach Blvd #502 Naples, FL | 2.0 | 2.0 | 954 | $2,195 | $2.30 | 6d | 1 | 0.62mi |
| 190 Pebble Beach Blvd #301 Naples, FL | 2.0 | 2.0 | 954 | $1,700 | $1.78 | 119d | 1 | 0.62mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 6d | 1 | 0.63mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 119d | 1 | 0.63mi |
| 7150 Saona Ct Naples, FL | 2.0 | 2.0 | 1411 | $8,000 | $5.67 | 6d | 1 | 0.65mi |
| 7162 Saona Ct Naples, FL | 2.0 | 2.0 | 1482 | $9,000 | $6.07 | 119d | 1 | 0.66mi |
| 7111 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $7,500 | $5.41 | 6d | 1 | 0.66mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 119d | 1 | 0.66mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 6d | 1 | 0.66mi |
| 605 Augusta Blvd #14 Naples, FL | 2.0 | 2.0 | 1125 | $3,800 | $3.38 | 6d | 1 | 0.67mi |
| 605 Augusta Blvd #4 Naples, FL | 2.0 | 2.0 | 1125 | $3,950 | $3.51 | 109d | 1 | 0.67mi |
| 605 Augusta Blvd #11 Naples, FL | 2.0 | 2.0 | 1173 | $2,300 | $1.96 | 6d | 1 | 0.67mi |
| 7197 Saona Ct Unit 1545994P Naples, FL | 2.0 | 2.0 | 1291 | $4,152 | $3.22 | 109d | 1 | 0.67mi |
| 232 Pebble Beach Blvd #104 Naples, FL | 3.0 | 2.0 | 1298 | $1,975 | $1.52 | 119d | 1 | 0.67mi |
| 7142 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1490 | $10,000 | $6.71 | 119d | 1 | 0.69mi |
| 7138 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1205 | $7,000 | $5.81 | 6d | 1 | 0.69mi |
| 7213 Saona Ct Naples, FL | 2.0 | 2.0 | 1308 | $7,500 | $5.73 | 119d | 1 | 0.69mi |
| 701 Augusta Blvd Unit 701-8 Naples, FL | 2.0 | 2.0 | 1250 | $4,800 | $3.84 | 109d | 1 | 0.69mi |
| 701 Augusta Blvd Unit 701-8 Naples, FL | 2.0 | 2.0 | 1250 | $2,300 | $1.84 | 6d | 1 | 0.69mi |
| 7239 Saona Ct Naples, FL | 2.0 | 2.0 | 1321 | $6,000 | $4.54 | 6d | 1 | 0.71mi |
Property features AI
Finance
- Other
- Unit is part of a 96-unit complex with 24 units per building
- HOA & community
- Mandatory HOAQuarterly HOA fee of $1,600 (total annual recurring fees $6,400)Condo managementHOA maintenance covers cable, insurance, internet/Wi-Fi, lawn/land maintenance, manager, exterior pest control, and recreation facilitiesCommunity amenities include BBQ/picnic area, billiards, community park, extra storage, and internet access
Exterior
- Parking
- No assigned parkingDetached carport (1 space)
- Security
- Community streetlights
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential low-rise building (1–3 stories)Single-floor unitRear exposure faces southwestLocated in Lely Golf Estates (Vista Palms subdivision)
- Construction
- Concrete block constructionBuilt in 1973
- Exterior features
- Built-up or flat roofSingle-hung windowsStorm protection noted in remarksGolf course and landscaped area viewsCentral irrigationDeeded property restrictions (no commercial)
Interior
- Kitchen
- Electric cooktopDishwasherMicrowaveRefrigerator/Freezer
- Bedrooms
- 2 bedrooms
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bathroom with shower (no tub)
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- High-speed internet availableTurnkey furnishedSplit bedroom floor planDining area within family roomSmoke detector installed
- Laundry & utility
- Washer/dryer hookupWasher and dryer includedDryer included
HOA detail $533/mo · $6,396/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-07days on market $175,000 Active 364 DOM
-
2026-08-06days on market $175,000 Active 363 DOM
-
2026-08-05days on market $175,000 Active 362 DOM
-
2026-08-04days on market $175,000 Active 361 DOM
-
2026-08-03days on market $175,000 Active 360 DOM
-
2026-07-31days on market $175,000 Active 357 DOM
-
2026-07-30days on market $175,000 Active 356 DOM
-
2026-07-29days on market $175,000 Active 355 DOM
-
2026-07-27days on market $175,000 Active 353 DOM
-
2026-07-25days on market $175,000 Active 351 DOM
-
2026-07-24days on market $175,000 Active 350 DOM
-
2026-07-23days on market $175,000 Active 349 DOM
-
2026-07-22days on market $175,000 Active 348 DOM
-
2026-07-22days on market $175,000 Active 347 DOM
-
2026-07-18days on market $175,000 Active 344 DOM
-
2026-07-16days on market $175,000 Active 342 DOM
-
2026-07-16days on market $175,000 Active 341 DOM
-
2026-07-14days on market $175,000 Active 340 DOM
-
2026-07-14days on market $175,000 Active 339 DOM
-
2026-07-12days on market $175,000 Active 338 DOM
-
2026-07-11days on market $175,000 Active 337 DOM
-
2026-07-09days on market $175,000 Active 335 DOM
-
2026-07-08days on market $175,000 Active 334 DOM
-
2026-07-07days on market $175,000 Active 333 DOM
-
2026-07-06days on market $175,000 Active 332 DOM
-
2026-07-05days on market $175,000 Active 331 DOM
-
2026-07-04days on market $175,000 Active 330 DOM
-
2026-07-03days on market $175,000 Active 329 DOM
-
2026-07-02days on market $175,000 Active 328 DOM
-
2026-07-01days on market $175,000 Active 327 DOM
-
2026-06-30days on market $175,000 Active 326 DOM
-
2026-06-29days on market $175,000 Active 325 DOM
-
2026-06-28days on market $175,000 Active 324 DOM
-
2026-06-27days on market $175,000 Active 322 DOM
-
2026-06-25days on market $175,000 Active 320 DOM
-
2026-06-23days on market $175,000 Active 318 DOM
-
2026-06-22days on market $175,000 Active 317 DOM
-
2026-06-18days on market $175,000 Active 314 DOM
-
2026-06-17days on market $175,000 Active 313 DOM
-
2026-06-16days on market $175,000 Active 312 DOM
-
2026-06-15days on market $175,000 Active 311 DOM
-
2026-06-10days on market $175,000 Active 306 DOM
-
2026-06-09days on market $175,000 Active 305 DOM
-
2026-06-08days on market $175,000 Active 304 DOM
-
2026-06-07pricedays on market $175,000 Active 303 DOM
-
2026-06-02days on market $189,000 Active 298 DOM
-
2026-06-01days on market $189,000 Active 297 DOM
-
2026-05-31days on market $189,000 Active 296 DOM
-
2026-05-30days on market $189,000 Active 295 DOM
-
2026-05-08price $189,000
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast FL · Resets to sale price
- Current annual tax
- $2,183 · $182/mo
- Projected year-2 tax
- $2,183 · $182/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 9/10 Extreme 5 d/yr ≥107°F today · 19 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $45,459
- − Mortgage interest
- −$9,803
- − Property taxes
- −$2,183
- − Insurance
- −$1,672
- − Repairs & maintenance
- −$3,637
- − Management
- −$3,637
- − HOA
- −$6,396
- − Depreciation
- −$5,091
- Taxable income
- $13,041
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$3,130
- After-tax cash flow
- $11,519/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $5,630–$16,890 screening
This ground-floor, 2-bedroom, 2-bathroom condo in Vista Palms offers a good condition with minimal repairs needed. The property is move-in ready with a good curb appeal and a desirable location.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Appliances white
Deferred maintenance Est. $3,000–$12,000 screening
- Minor Roof (roof) — No visible signs of damage or wear on the roof
- Minor Windows (windows) — No visible signs of damage or wear on the windows
- Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components
- Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing components
- Minor Exterior (exterior) — No visible signs of damage or wear on the exterior
- Minor Other — No visible signs of damage or wear on other components
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Clean windows — Improves natural light and view ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Lely Elementary School
D-
FL #1,247/2,144
Nat'l #15,746/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
Schools (NCES district)
- District
- Collier
- NCES district ID
- 1200330
- Math proficiency
- 60% ▼ -4.00%
- Reading proficiency
- 56% ▼ -2.00%
- Median HH income
- $58,275
- Composite
- 50.23/100
- National rank
- #1892
- State rank
- #16 of 73 in FL
C
Composite livability gradescore 66/100
Livability — Lely
- Score
- 66/100
- State rank
- #586
- US rank
- #11224
Category grades
Amenities F
Commute F
Cost of living C+
Crime A+
Employment C+
Housing A+
Health & safety D
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Lely, FL
- County
- Collier County · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 26,056
- Household income
- $81,674
- Rent vs Own
- Severe rent burden
- 12% of renters
Population outlook (Collier County) Hauer SSP2
- Today (2025)
- 420,858 people
- By 2030
- 450,054 · +6.9%
- By 2040
- 502,232 · +19.3%
- By 2050
- 544,932 · +29.5%
- By 2075
- 627,203 · +49.0%
- By 2100
- 659,015 · +56.6%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.59)
- Race & ethnicity
- White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
- Hispanic origin (detail)
- Mexican 17% Puerto Rican 3% Cuban 2%
- Common ancestry
- Hispanic 10% Romanian 3% Lithuanian 2%
- Foreign-born
- 26% · Canada, Jamaica, Vietnam
- Languages at home
- 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%
Political lean MEDSL · Collier
- 2024 margin
- Solid R (+33.1) · D 33.1% · R 66.2%
- 2008→2024 swing
- -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
- All cycles
- 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -194.86%
- Current HPI
- 279.4232
- Rent YoY
- ▲ 5.59%
- Metro
- Naples-Marco Island, FL
- State GDP YoY
- ▲ 3.28%
- F500 in state
- 36
Industry mix (Fortune 500 HQ in FL)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Industrial Technology | 2 | $29B |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
|
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
+204.8% since first listed4 events — show timeline
- 2026-05-08 Price Changed $189,000 NAPLESMLS
- 2025-12-22 Price Changed $199,000 NAPLESMLS
- 2025-08-08 Listed $210,000 NAPLESMLS
- 1993-01-11 Sold (Public Records) $62,000 Public Records
Property tax history
+16.3%/yrLatest (2025): $2,183 · +3.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…